From the cover
San Marcos’ growth vision stirs passions
How we got here
Two-minute impact
At issue is whether density will be promoted in established neighborhoods or only in newer, outlying developments. The revisions as currently written in the Vision SMTX++ comprehensive plan would prevent increased density in existing neighborhoods that do not currently have that level of density, according to the published revisions by city staff. Under the plan, any neighborhood deemed Neighborhood Low-Existing would not allow for “missing middle” housing, such as townhomes, cottages, accessory dwelling units or anything that doesn’t fit within what that area already allows. Opponents say that would make housing less affordable for renters and homeowners alike as well as encourage sprawl and development outside the city’s central core. Did you know? The city charter outlines that plans such as these need to be adopted and used as guidelines for growth, development and other factors. Comprehensive plans outline the direction a city will go in terms of prioritizing: Development Capital improvement projects (such as sewer/stormwater, road construction, other infrastructure Implementing other citywide plans (such as for greenways, arts, transit, etc.) Area-specific plans for the airport, downtown, and neighborhood plans Annexation of and requirements for extraterritorial jurisdiction developments
various aspects of zoning, including: • Building forms • Street layout • Open space
Every five years, the city’s comprehensive plan is supposed to be re-evaluated and updated as needed. The new 150-page plan looks to update and expand its zoning districts, and serves as the “vision for equitable and compatible growth.” The plan will serve as the blueprint and guide for future development throughout the city. The plan calls for area centers that will guide any proposed mixed-use, community and neighborhood developments in the city’s future, according to city documents. The primary updates to the plan involve the introduction of place types to zoning. Place types are meant to provide guidance on
Along with many other aspects to define “a set of places that are unique and authentic to the community” according to the planning document. A total of 10 place types are being considered. One of those—Neighborhood Low-Existing— would prohibit multifamily development within these areas. That designation would apply to historically single-family housing areas.
Increasing development types The city’s new Vision SMTX++ comprehensive plan introduces place types, which are meant to assess land use and zoning guidelines more holistically. These neighborhood types are some of the 10 place types being considered, with Low-Existing and Low-New being the newest revisions. Each place type allows for various land uses.
If a neighborhood is updated to this place type:
It could mean in that neighborhood:
Only the type of existing housing—likely just single-family homes—would be allowed for infill development.
Neighborhood Low-Existing
A mix of low density, residential housing types would be allowed alongside single-family homes, such as accessory dwelling units or duplexes.
Neighborhood Low-New
Townhomes, ADUs, cottage courts and other types of housing would be allowed.
Neighborhood Medium
Neighborhood High
High density housing types with some commercial included
Neighborhood Transition
Small-scale commercial, mixed-use and diverse housing types
SOURCE: CITY OF SAN MARCOS/COMMUNITY IMPACT
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